Schools

§ 03

District

Elementary	LONE STAR EL	B
Middle	OAK HILLS J H	A
High	LAKE CREEK H S CCMR 91% · Grad 97%	A

TEA accountability ratings reflect 2024–25 where available. School attendance zones are subject to district redistricting — confirm directly with the district before making a school-based decision.

Overview

§ 01

Beautiful one-story Perry Home in the highly sought-after Woodforest community, offering 3 bedrooms, 2 baths, a private study, formal dining room, and an open-concept layout with 10-foot ceilings. The bright white kitchen features SS appliances and opens seamlessly to the main living areas—perfect for everyday living and entertaining. Wood-look tile flooring runs throughout, complemented by solid wood 3-inch plantation shutters. Enjoy outdoor living on the spacious covered patio with the added privacy of NO BACK NEIGHBORS. Additional upgrades include a wrought-iron front door, fiber-optic wiring, seamless gutters with gutter guards, and epoxy garage flooring. Located in Montgomery ISD, Woodforest offers an exceptional lifestyle with resort-style and lap pools, parks, playgrounds, tennis courts, shopping, dining, fitness options, and the 27-hole Woodforest Golf Club—all conveniently nearby. A beautifully upgraded home in an amenity-rich master-planned community!

Features

§ 02

Interior

All Bedrooms Down
Double Vanity
En Suite Bathroom
High Ceilings
Kitchen Island
Kitchen Family Room Combo
Pantry
Separate Shower
Tub Shower
Walk In Closets
Window Treatments
Dishwasher
Electric Oven
Disposal
Gas Range
Microwave
Oven
Refrigerator

Exterior & lot

Covered Patio
Fence
Sprinkler Irrigation
Patio
Subdivision
Back Yard
Covered
Deck
Roof: Composition
Foundation: Slab
Attached
Garage

Community

Prewired
Smoke Detectors
Style: Traditional

Property Details

§ 03 · Full MLS record

Property

Property Type	Residential
Property Sub Type	Detached
Architectural Style	Traditional
Year Built	2017
Year Built Source	PublicRecords
New Construction	No

Building

Stories	1
Levels	One
Living Area	2,315 sq ft
Living Area Source	Appraiser
Building Area Total	2,315 sq ft
Foundation	Slab
Construction	Brick, Stone
Roof	Composition

Rooms & Baths

Bedrooms	3
Bathrooms (total)	2
Bathrooms Full	2
Bathrooms Half	0
Rooms Total	7
Fireplaces	1

Interior

Interior Features	All Bedrooms Down, Double Vanity, En Suite Bathroom, High Ceilings, Kitchen Island, Kitchen Family Room Combo, Pantry, Separate Shower, Tub Shower, Walk In Closets, Window Treatments
Flooring	Tile
Appliances	Dishwasher, Electric Oven, Disposal, Gas Range, Microwave, Oven, Refrigerator
Laundry	Washer Hookup, Electric Dryer Hookup
Windows	Window Coverings
Security	Prewired, Smoke Detectors

Exterior

Exterior Features	Covered Patio, Fence, Sprinkler Irrigation, Patio
Patio / Porch	Covered, Deck, Patio
Fencing	Back Yard
Pool Private	No

Parking & Garage

Garage Spaces	2
Attached Garage	Yes
Parking Features	Attached, Garage

Lot

Lot Size (acres)	0.1601
Lot Size Source	Appraiser
Lot Features	Subdivision

Location

County	Montgomery
MLS Area Major	39
MLS Area Minor	Conroe Southwest
Subdivision	Woodforest 55
Postal Code	77316

Utilities

Heating	Central, Gas
Cooling	Central Air, Electric
Water Source	Public
Sewer	Public Sewer

HOA / Association

HOA	Yes
HOA Fee	$1,350
HOA Fee Frequency	Annually
HOA Name	First Service Residential

Taxes, Terms & Disclosures

Tax Annual Amount	$8,953 <small style="color:#6b7280">· from 2025 county roll</small>
Tax Year	2025 (county roll)
Tax Rate (est.)	2.05%
Parcel #	457626
Legal Description	S965255 - WOODFOREST 55, BLOCK 2, LOT 5
Listing Terms	Cash, Conventional, FHA
Lease Considered	No
Disclosures	Municipal Utility District Disclosure, Seller Disclosure

Room Layout

§ 04 · 7 rooms · MLS-supplied

Main level · 7

Primary Bedroom	18 x 13
Bedroom	14 x 10
Bedroom	14 x 10
Office	14 x 10
Dining Room	—
Kitchen	—
Living Room	16 x 24

MUD Disclosure (§49.452)

§ 03 · Data moat

● §49.452 Notice on file

—

TOTAL TAX RATE · PER $100 ASSESSED · 2026

JurisdictionMontgomery County MUD 113 CountyMontgomery TCEQ District ID5856577 Bonded indebtedness— Current year rate— FetchedApr 27, 2026

● Verdict unknown

● What this tells you

The §49.452 notice is the only public document that lists a MUD's exact tax rate, outstanding bond debt, and the assessed value used to compute your taxes — direct from the district, not the MLS. If the district is newer or has more bonds outstanding than its neighbors, your effective tax rate will be higher here than just across the street.

Listing's rolled-up MUD rate 0.5500 Resolved MUD jurisdiction Montgomery County MUD 113 Match confidence —

Taxes & Cost of Ownership

§ 04

● Estimated monthly payment

$3,370

30-YR FIXED · ADJUST ASSUMPTIONS BELOW

Interest rate

%

Down payment

%

Principal & interest$2,624 Property tax$746 Homeowners insuranceTBD

Subtotal (P&I + Tax) $3,370

Yearly HOA fee $1,350

Illustrative only, not a quote. P&I assumes the values entered above. Insurance and HOA dues vary — consult licensed lender and insurance agent for accurate quote.

● Effective tax rate · 3-year history

2.1655%

ALL 5 TAXING DISTRICTS · 2025 BILL

202320242025

MUD

0.55%

→ stable

School

1.09%

→ stable

City

—

→ stable

County

0.38%

→ stable

Other districts

0.15%

→ stable

HOA & Community

§ 05

● HOA details

$1,350

ANNUALLY

Association nameFirst Service Residential Management co.— Website— Phone— Cert on filepending

● Community amenities

coffee

Roasted · 0.5mi

park

· 1.2mi
· 1.4mi
Everett's Peak Park · 2.2mi

place_of_worship

Presentation of the Lord Catholic Church · 1.7mi
Christ The Rock Chapel, Redeemed Church of God · 1.9mi
Crossview Church · 2.7mi

restaurant

Roasted · 1.8mi
PrimoHoagies · 1.9mi
Wasabi Bistro Woodforest · 1.9mi

gym

Anytime Fitness · 1.9mi
Delta Life Fitness · 2.7mi
F45 Training · 2.9mi

grocery

Harvest Market · 1.9mi
· 2.1mi
· 2.8mi

Broadband & Connectivity

§ 06 · Rolled up from MLS

● Max advertised speed at this address

8,000 Mbps

Fiber available · cable ok

Fiber to the Premises

Ezee Fiber

8,000 / 8,000 Mbps

● LOW LATENCY

Fiber to the Premises

MidSouth Fiber Internet

5,000 / 5,000 Mbps

● LOW LATENCY

Fiber to the Premises

Xfinity

2,000 / 1,000 Mbps

● LOW LATENCY

Fiber to the Premises

Fidium Fiber

2,000 / 2,000 Mbps

● LOW LATENCY

Coaxial Cable

Xfinity

2,000 / 250 Mbps

● LOW LATENCY

Fiber to the Premises

Centric Fiber

1,000 / 1,000 Mbps

● LOW LATENCY

Coaxial Cable

Optimum

940 / 35 Mbps

● LOW LATENCY

Copper

Consolidated Communications

500 / 75 Mbps

● LOW LATENCY

+ 6 additional provider(s)

Environmental Risk

§ 08

X

FEMA Zone

Zone X · Minimal risk

Outside 100-year and 500-year floodplains. No flood insurance required by lender.

PANEL 48339C SFHA NO SOURCE 48339C_STUDY1

🌡 Heat days >95°F

57 days/yr above 95°F

Plus 12 days above 100°F. NOAA station records, 2016-2025 average.

💨 30-day air quality

AQI 51 · Moderate

Average daily AQI for the 30 days ending 2026-02-28. EPA AQS county monitors. Higher = worse.

🌵 Drought (current)

No drought (D1 or worse)

US Drought Monitor county reading, week of 2026-09-15.

Sources: FEMA NFHL · NOAA GHCN-Daily · EPA AQS · US Drought Monitor. Climate rollup last computed Sep 23, 2026.

Recent Comparable Sales

§ 09

2 comparable sales nearbyAddress-level sold detail is available to registered users. Reach out to Allen for the full comparable-sales report.

Subdivision & Master Plan

§ 10

● Master plan

Woodforest 55

TIER: NEIGHBORHOOD

Subdivision name (MLS)Woodforest 55 City · ZIPMontgomery · 77316 CountyMontgomery Listings in subdivision85 Active now5 Sold (last 12 mo)6 Curated amenities60

● Year-built distribution

2015s 5

Fire Protection

§ 11

Nearest station

Montgomery County Emergency Service District Number 3 Fire Station 34

Distance

1.7 mi

Straight-line from listing

ISO rating

—

Future data point

Avg. response

—

From incident log (future)

Neighborhood Demographics

§ 12 · Census tract 48339694503 · ACS 2023

Median HH income

$138,157

ACS 2023

Median home value

$450,900

Census self-report

Owner-occupied

99%

4,247 housing units

Bachelor's+

60%

Adults 25+

Median age

40.8

Population 12,079

Work from home

34%

of commuters

Commute 45min+

22%

of commuters

Below poverty

1.2%

tract-level

Amenities & Nearby Places

§ 13

Active listing — amenities should populate from the go-live pipeline. Click to fetch now if missing.

Location & Neighborhood

§ 13

● This Home

279 Capriccio Lane, Montgomery, TX 77316

Montgomery County · 30.26°N, 95.55°W

coffee

Roasted

0.5 mi · 1 within 2 mi

park

—

1.2 mi · 2 within 2 mi

place_of_worship

Presentation of the Lord Catholic Church

1.7 mi · 2 within 2 mi

restaurant

Roasted

1.8 mi · 3 within 2 mi

Interactive map coming in v0.2 — currently showing schematic placement.